Post on 14-Jul-2020
NY DEPWater Challenge to UniversitiesFebruary 4, 2019
Submetering and Leak Detection - Driving behavioral change
Presenter: Don Millstein, PresidentH2O Degree
The Problem…
S Achieve maximum water efficiency S Reduce operating expensesS Create tenant behavioral changeS Drive owner/maintenance behavioral changeS Increase the facilities Net Operating IncomeS Improve the property valuationS Participate in Green / LEED initiatives
Goal of water submetering & leak detection
What is Submetering?
• Metering of water consumption “Sub” of the utility water meter
• Building has one Master Meter from the utility, how does it allocate the water bill?• Just include water as part of rent
• Allocate water bill based on some estimate (sq. footage, units, bedrooms, etc• Rubs – Ratio Utility Billing System
• Install individual meters to bill tenants for their actual usage• Equitable way to bill tenants• Creates an incentive for conservation• Provides property owner with ability to recover cost
Utility Master Meter
Utility Apartment Meter
Point of UseWater Meter
Top 5 Applications of Submeters in Universities and Colleges
1. Tenant billing throughout campus – retail space, offices, dormitories, etc
2. Cost allocation among departments – Engineering School vs Business School
3. Leak Detection throughout campus -‐ toilets, showers, sinks, irrigation, HVAC
4. Cost allocation for research projects and funding
5. LEED Credits – Energy & Atmosphere and Water Efficiency
Driving Behavioral Change
Tenant/Employee Change• Bill tenants for usage• Allocate cost to departments• Create incentive to conserve• Not subsidizing other tenants• Feel part of green initiative
Management Behavioral Change• Leak Detection Reporting• Create incentive to repair leaks • Hold accountable for timeliness• Feel part of green initiative
Daily Leak Reports
Traditional Pulse Output Water Meters
NorgasCold & Hot1 Pulse per 10 Gallons
Master MeterCold Only1 Pulse per Gallon
Wireless2 Channel Pulse Counter
Pulse Output Meters good for billing, can be challenging to get granular leak detection
NeptuneCold & Hot¾, 1, 1 ½, 2 inch1 Pulse per 10 Gallons
Point of Use Submetering
• Applications where plumbing is a Riser Pipe configuration• One water pipe runs either up the building or
through the ceiling tapping off to multiple points• Toilet• Shower/Tub• Bathroom Sink• Kitchen Sink• Washing Machine
Gallon Temperature Time Event
40.58%
23.58%
13.16%
5.85%4.23% 3.54% 3.41%
Typical Dormitory Point of Use Consumption
Toilet
Shower
Bathtub
Kitchen Sink Hot
Bathroom Sink Hot
Kitchen Sink Cold
Bathroom Sink Cold
Every DROP Counts
Components of a Standard
Toilet Tank
Every DROP Counts
Toilets – 40% of the consumption70% of the leaks
Consumption by Fixture – Leaks -‐ Behavior
Consumption Leaks Billing Behavior
TOILET Cold 40% 70% Low
TUB SHOWER Hot 25% 8% High
Cold 8% 5% Low
KITCHEN SINK Hot 15% 8% High
Cold 2% 3% Medium
BATH SINK Hot 8% 4% Medium
Cold 2% 2% Low
Average Daily Consumption (ADC)How to calculate ADC
Step 1: Divide Water Bill by the number of Days in the Billing Cycle
Step 2: Divide answer by the number of Apartment Units
Step 3: Compare to the national average for 1 Bedroom of 70 Gallons per day
Analytics based on Comparison
• Under 70 Gallons ADC• Efficient Tenant• Elderly Tenant
• Over 130 Gallons ADC• Leaky toilets, showers, sinks• Wasteful tenants
• Over 200 Gallons ADC• Abusive waste of water• Extensive Leaky appliance• Underground leaks• Pin Hole Leaks in the walls• Over occupancy
Target ADC 70 Gallons for One Bedroom
Average Daily Toilet Events
• 10 Events, normal day
• 20 Events, bad burrito the night before
• 100 Events with little usage each time, broken flapper valve
• 2 events with constant water flow, broken flow valve
• 20 events everyday for a week or two – Over Occupancy
• Get instant alerts when a leak occurs
• Measures water flow in real time by sensing the pulse of the meter
• Dashboard that shows property data by hour, day or month
Leak Detection for Master Meters
• Instantaneous Leak Reports • Sent via E-‐Mail (Text in future)• High Gallon Report
– Criteria – More than X gallons per hour for N hours
– Report available with both H2O Degree’s M54120 meter and any pulse output water meters connected to H2O Degree Pulse Counter
• Constant Flow Report– Criteria – 60 Minutes of flow in an
hour. This report is available only with the H2O Degree M54120 meter for both point of entry and point of use
Instantaneous Leak Report Option
0200000400000600000800000
Longwood monthly cold
Longwood monthly hot
Longwood 285 apts
Daily Leak Detection Reports
• Daily leak detection reports• E-‐mailed to various stakeholders• Property Manager• Maintenance• CFO
• Web-‐portal view• Highlights issues and if they have been rectified
LEED Points from Submetering
• Saved 2.9 Million Gallons per year
360 State Street – New Haven, Ct -‐ Yale University
• 500 Units, 32 Story – New Construction
• Developer – Becker & Becker• Water, Electric & Thermostats• Platinum LEED Building• Mainly Yale Graduate Students
• 1,000 Wireless Water meters -‐ dual point of entry One hot and one cold water meter• Submetering for tenant billing• Daily leak detection reports sent to property
• Average Daily Consumption (ADC) 45 – 55 Gallons per unit, compared to industry average 70 Gallons
University of South Carolina
• 533 Units – Student Housing• Mgt. Company – PMC
• Off Campus Dormitory Style Housing• Single point of entry water submetering• Submetering Retail and office• Payback estimated 1.5 – 2.5 years
Texas A&M – Traditions Apartments
• Off Campus Apartment Style Housing
• Thermostat Controls• Temperature Control & Set-‐back• HVAC Maintenance Reporting• Control vacant utility cost
• Electric Meters• Tenant billing for electric over an Allocation
Penn State University
• Off-‐Campus Apartments• 3 Different properties• Mix of mid-‐rise & garden• Over 300 apartments• Point of use hot water metering• Toilet metering• Electric meters• Thermostats
H2O°Thank you for your time
Don Millstein – PresidentH2O Degreedonmillstein@h2odegree.com215-‐208-‐5487
Live Building SystemsWater Conservation2019
Our Purpose
• Liberating Utility Data for Real Time Solutions• Utility data is no longer restricted to quarterly bills
• Transforming an Industry and the Environment• LBS saves management money (most of our services have an ROI of less than 1 year)• LBS helps to reduce wasteful utility consumption a t a variety of building types
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LBS Real-Time Data Dashboard
• LBS provides a centralized overview for all buildings undergoing conservation efforts
• Building consumption can be tracked against EPA or fully customizable targets
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Identifying Excess Water Use• Active Water Monitoring
• Dedicated water monitor• Weekly reports• Leak alerts
• Sub-Metering• Separate commercial consumption from
residential• Revenue grade meters + LBS generated
bills
• Live Risers• Connecting smart meters to the building’s
cold water lines
• Live Locations• Installing POU meters on toilets, sinks,
showers, etc.
Live Locations (POU)
Active Water Monitoring
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Live Solutions: Going Beyond• Excess Water Use
• Can dispatch leak inspection team• Dedicated water monitor helps to diagnose leaks
• Sub-Metering• Revenue grade meters + LBS generated bills
(Commercial)• Revenue grade meters + LBS-Partner billing services
(Commercial & Residential)
• Total Building Inefficiency• LBS staff will visit the building and perform efficiency
walkthroughs to identify solutions
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Water
• Example 1: Live Risers
• This line (Line C) was wasting over 3,000 gallons per day due to a running toilet
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Water
• Example 2: Live Risers
• Management dispatchedtheir maintenance teamand a major toilet leakwas found and repaired in just over 24 hours
• ~90 gal. of water wasted per hour
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Water
• Example 3: Live Risers
• The install a t this building was completed in early January 2017
• Water consumption in 2017was 1.6m gallons lower andproduced $21k of savings
• January 2018 water consumption is showing that the savings are on track to continue
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Water
• Live Risers – Targeted Leak Detection
• The install completed on 12/26, and within 24 hours a leak was detected and fixed
• Instead of all units being searched, only the J line required attention
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Water
• Carnegie Mellon -AMRs
• Automated meter reading is not currently available in Pittsburgh
• The LBS AMR allows for real-time data granularity
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Water
• Example: Commercial Sub-Metering• LBS commercial sub-
metering allows for remote reads, circumventing time intensive manual reads
• Real-time tenant consumption al lows for accurate b i l l ing , leak detect ion, and the abi l i ty to generate monthly repor ts
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Water
• Example: Commercial Sub-Metering Reports• LBS commercial sub-
metering allows for remote reads, circumventing time intensive manual reads
• Real-time tenant consumption al lows for accurate b i l l ing , leak detect ion, and the abi l i ty to generate monthly repor ts
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Contact UsTeghpal SandhuEmail: Tegh@livebuildingsystems.comCell Phone: 516-368-4443
Christopher TreiberEmail: Christopher@livebuildingsystems.comCell Phone: 516-415-2710
John DiBellaEmail: John@livebuildingsystems.comCell Phone: 518-852-0544
Office Phone: 866-954-4703Email: Info@livebuildingsystems.com
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